36107 N Green Bay Rd · Waukegan, IL 60087

$300,000

3 bd · 1.0 ba · 1,710 sqft · SingleFamily public records · 27 Days on market

Built 1935 0.35 ac lot $175/sqft · 9% below area Est $329k · 9% under

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +13.6/30.0
• ARV discount +11.4/15.0
• DSCR +4.1/10.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Gorgeous property on a large lot! Comfort, peace of mind and space on the outside for entertaining all of your guests. Home offer 4 bedrooms and 1 full bath. Beautiful kitchen. New Roof, Carpet and Paint. Don't let this one get away!

Key facts

• Newer roof
• Expansive yard
• Minutes from i-94

Tags

• LARGE LOT
• STUNNING KITCHEN
• NEWER ROOF
• EXPANSIVE YARD
• MINUTES FROM SIX FLAGS
• MINUTES FROM I-94

Property features AI

Finance

• Other: Property is not currently leased; Possession at closing; immediate or negotiable
• HOA & community: No master association fee required; Community features include curbs, sidewalks, street lights and paved streets

Exterior

• Parking: Parking for 10 vehicles; Asphalt and brick driveway; owned driveway
• Utilities: Well water; Septic tank sewer; 100 amp electric service with circuit breakers; Cable available
• Home design: Detached single-family home; 1.5-story layout; Fee simple ownership; Built approximately 91–100 years ago; Not rebuilt or recently rehabilitated
• Construction: Vinyl siding; Asphalt roof; Concrete perimeter foundation; Built before 1978
• Exterior features: Corner lot; Fenced yard with wood fencing; Curbs, sidewalks and street lights nearby; Street is paved

Interior

• Kitchen: Kitchen with eating area (17 x 10); Range; Microwave; Refrigerator
• Bedrooms: 4 bedrooms total; Master bedroom on main level; Three additional bedrooms on second level (13 x 10; 14 x 13; 12 x 10)
• Flooring: Hardwood in living and dining areas; Carpet in bedrooms and family room; Ceramic tile in kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: First-floor bedroom; 8 total rooms; Hardwood flooring throughout main living areas
• Laundry & utility: Main-level laundry; Gas dryer hookup; Washer and dryer included; Laundry closet; Water softener (owned)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $17 ($202/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (17.2% below list).
• Recommended offer: $248k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.6% in Waukegan — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#216 in IL, #4,074 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, crime D, schools F.
• Waukegan CUSD 60 (suburban): math 7% / reading 10% proficiency, ranked #587 of 620 in IL (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 40 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 948 units permitted in Lake County in 2024 (424 in 5+ unit buildings).
• This rent runs 39% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Lake County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago; this cycle's ask is 6% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $248,373 (17.2% below list)

Questions for the listing agent

1. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.83% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.24%
• DSCR: 1.01
• GRM: 10.1

CMA / ARV

• ARV (median comp): $328,589
• List price: $300,000
• Delta: -8.70%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36107 N Green Bay Rd	0.00mi	4/1.0 (+1)	1,710 (0%)	20mo	$263,000	$154	79
3436 Florida Ave	0.18mi	3/2.0	1,820 (+6%)	6mo	$383,000	$210	72
1856 Magnolia Ave	0.45mi	3/2.0	1,702 (-0%)	8mo	$350,000	$206	67
3517 Glen Flora Ave	0.64mi	3/2.0	1,700 (-1%)	2mo	$366,000	$215	63
3627 Atlantic Ave	0.48mi	3/1.5	1,600 (-6%)	6mo	$305,000	$191	60
3426 Country Club Ave	0.27mi	4/3.0 (+1)	1,613 (-6%)	8mo	$355,000	$220	58
3668 Atlantic Ave	0.48mi	3/2.0	1,728 (+1%)	17mo	$335,000	$194	58
1277 Magnolia Ave	0.73mi	3/2.0	1,694 (-1%)	16mo	$350,000	$207	46
3421 Atlantic Ave	0.33mi	4/1.5 (+1)	1,456 (-15%)	11mo	$270,000	$185	43
2910 W Clearview Ave	0.55mi	3/1.5	1,456 (-15%)	9mo	$310,000	$213	40
2229 Winnebago Rd	0.72mi	3/2.0	1,536 (-10%)	9mo	$263,000	$171	38
3002 W Lee Ave	0.64mi	3/3.0	1,850 (+8%)	18mo	$305,000	$165	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.9%
• Equity multiple: 0.43×
• Total profit: $-47,580
• Equity at exit: $44,731

10-year hold

• IRR: -7.6%
• Equity multiple: 0.52×
• Total profit: $-40,215
• Equity at exit: $25,939

Cash invested: $84,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 43 Moderately Tenant-Leaning
• State Illinois: 43 Moderately Tenant-Leaning · D+7
• County: — inherits STATE
• City: — inherits STATE

Chicago RTLO is among the strongest tenant ordinances in the Midwest; downstate is more landlord-friendly.

Methodology + full state rankings →

ZIP-level market 60087

• Home prices YoY: -20.3%
• Active inventory: 40
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,484 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$247 /mo · $2,965/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $17

Break-even live

Break-even rent $2,462

Max offer price $300,000

Occupancy floor 94%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1244 Pine Grove Ave Gurnee, IL	3.0	2.5	1920	$3,400	$1.77	24d	1	0.71mi
2025 Greystem Cir Gurnee, IL	2.0	1.0–2.0	827	$2,425	$2.93	1d	43	1.13mi

Listing history 26 events

1. 2026-06-09
   days on market $300,000 Active 27 DOM
2. 2026-06-08
   days on market $300,000 Active 26 DOM
3. 2026-06-07
   days on market $300,000 Active 25 DOM
4. 2026-06-04
   days on market $300,000 Active 22 DOM
5. 2026-06-03
   days on market $300,000 Active 21 DOM
6. 2026-06-02
   days on market $300,000 Active 20 DOM
7. 2026-06-01
   days on market $300,000 Active 19 DOM
8. 2026-05-31
   days on market $300,000 Active 18 DOM
9. 2026-05-13
   historical
10. 2026-05-13
    listed $300,000 Active 1210-char remark
11. 2026-04-23
    price
12. 2026-03-13
    price
13. 2026-02-18
    listed Active
14. 2024-11-12
    soldstatus $263,000
15. 2024-11-04
    soldstatus $263,000 Closed

    Show marketing remark (233 chars)

    Gorgeous property on a large lot! Comfort, peace of mind and space on the outside for entertaining all of your guests. Home offer 4 bedrooms and 1 full bath. Beautiful kitchen. New Roof, Carpet and Paint. Don't let this one get away!

16. 2024-09-23
    historical Contingent - No Showings

    Show marketing remark (233 chars)

    Gorgeous property on a large lot! Comfort, peace of mind and space on the outside for entertaining all of your guests. Home offer 4 bedrooms and 1 full bath. Beautiful kitchen. New Roof, Carpet and Paint. Don't let this one get away!

17. 2024-09-14
    price $279,000

    Show marketing remark (233 chars)

    Gorgeous property on a large lot! Comfort, peace of mind and space on the outside for entertaining all of your guests. Home offer 4 bedrooms and 1 full bath. Beautiful kitchen. New Roof, Carpet and Paint. Don't let this one get away!

18. 2024-08-23
    listed $284,000 Active

    Show marketing remark (233 chars)

    Gorgeous property on a large lot! Comfort, peace of mind and space on the outside for entertaining all of your guests. Home offer 4 bedrooms and 1 full bath. Beautiful kitchen. New Roof, Carpet and Paint. Don't let this one get away!

19. 2024-06-11
    soldstatus $147,500 Closed
20. 2024-06-11
    soldstatus $147,500
21. 2009-06-10
    historical
22. 2009-04-22
    price
23. 2009-04-17
    listed
24. 2007-12-27
    historical
25. 2007-08-06
    listed
26. 2004-04-14
    soldstatus $90,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast IL · Partial reset (capped growth)

• Current annual tax: $2,965 · $247/mo
• Projected year-2 tax: $4,887 · $407/mo
• Expected delta: +$1,923/yr (+$160/mo · 64.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,805
• − Mortgage interest: −$16,805
• − Property taxes: −$2,965
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,384
• − Management: −$2,384
• − Depreciation: −$8,727
• Taxable loss: −$4,960
• Est. tax savings @ 24.0%: +$1,191
• After-tax cash flow: $1,393/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Waukegan CUSD 60
• NCES district ID: 1741250
• Math proficiency: 7% ▼ -8.00%
• Reading proficiency: 10% ▼ -8.00%
• Median HH income: $43,248
• Composite: 7.73/100
• National rank: #9939
• State rank: #587 of 620 in IL

Livability — Waukegan

• Score: 75/100
• State rank: #216
• US rank: #4074

Category grades

Amenities D- Commute A+ Cost of living A+ Crime D Employment C- Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lake County · 591,991 people
• City population: 99,634
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 27,293
• Household income: $76,738
• Rent vs Own: 40.1% rent · 59.9% own
• Severe rent burden: 894.0

Population outlook (Lake County) Hauer SSP2

• Today (2025): 700,217 people
• By 2030: 693,290 · -1.0%
• By 2040: 673,588 · -3.8%
• By 2050: 643,556 · -8.1%
• By 2075: 562,792 · -19.6%
• By 2100: 457,715 · -34.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Hispanic / Latino 56% White 25% Two or more races 20% Black 15% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 40% Puerto Rican 7%
• Common ancestry: Romanian 2% Italian 1% Slovak 1%
• Foreign-born: 25% · Canada, United Kingdom
• Languages at home: 49% English-only · Spanish 46% French/Haitian/Cajun 1% Other Asian/Pacific 1%

Political lean MEDSL · Lake

• 2024 margin: Strong D (+20.8) · D 59.7% · R 38.9% · Other 1.4%
• 2008→2024 swing: +1.1pp toward D · 2008: 19.6pp · 2024: 20.8pp
• All cycles: 2024: D+20.8 2020: D+24.1 2016: D+20.3 2012: D+8.1 2008: D+19.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -62.05%
• Current HPI: 243.1613
• Rent YoY: —
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• State GDP YoY: ▲ 1.59%
• F500 in state: 60

Industry mix (Fortune 500 HQ in IL)

Industry	F500 HQs	Revenue
▸Insurance	4	$201B
▸Consumer Goods	4	$87B
▸Industrial Machinery	3	$64B
▸Healthcare	2	$55B
▸Retail / Pharmacy	1	$148B
▸Agriculture / Food	1	$86B

Price history

+192.2% since first listed

19 events — show timeline

• 2026-06-11 Listing Removed — MRED as Distributed by MLS Grid
• 2026-05-13 Listing Removed — MRED as Distributed by MLS Grid
• 2026-05-13 Listed — MRED as Distributed by MLS Grid
• 2026-04-23 Price Changed — MRED as Distributed by MLS Grid
• 2026-03-13 Price Changed — MRED as Distributed by MLS Grid
• 2026-02-18 Listed — MRED as Distributed by MLS Grid
• 2024-11-12 Sold (Public Records) $263,000 Public Records
• 2024-11-04 Sold (MLS) $263,000 MRED as Distributed by MLS Grid
• 2024-09-23 Contingent — MRED as Distributed by MLS Grid
• 2024-09-14 Price Changed $279,000 MRED as Distributed by MLS Grid
• 2024-08-23 Listed $284,000 MRED as Distributed by MLS Grid
• 2024-06-11 Sold (Public Records) $147,500 Public Records
• 2024-06-11 Sold (MLS) $147,500 MRED as Distributed by MLS Grid
• 2009-06-10 Listing Removed — MRED as Distributed by MLS Grid
• 2009-04-22 Price Changed — MRED as Distributed by MLS Grid
• 2009-04-17 Listed — MRED as Distributed by MLS Grid
• 2007-12-27 Listing Removed — MRED as Distributed by MLS Grid
• 2007-08-06 Listed — MRED as Distributed by MLS Grid
• 2004-04-14 Sold (Public Records) $90,000 Public Records

Property tax history

-0.4%/yr

Latest (2024): $2,965 · +14.9% YoY. Source: county tax records.